Red Bank Housing Market Report | September 2026
Skove Real Estate Team • eXp Realty • Red Bank, NJ • NJShoreRealtors.com
Red Bank Single-Family Home Market Report
Archive Edition: This is the September 2026 archive of our Red Bank single-family market report. For the most current data, see our live Red Bank Market Report.
Red Bank's single-family home market in September 2026 is a strong seller's market running against the county's cooling trend. Homes sold at an average of 107.35% of list price — up from about 105.7% in August — in a median of just 13 days, the fastest pace since April. Months of supply sits at 1.95, well under the 3-month balanced-market line. The median sold price eased to $682,500 (down 8.87%), but on only 16 closings — the fewest since April — so that figure says more about which homes sold than about values. The steadier gauge, Red Bank's median estimated home value, stands at $912,100, up 8.83% year-over-year, and pending contracts jumped 27.3% to 42.
Data source: Realtors Property Resource (RPR), September 30, 2026 (estimated values as of October 31, 2026). Single-Family Residence only, Red Bank, NJ.
Why Single-Family Data Tells a Different Story
Red Bank's blended median sold price (all property types, including its large downtown condo and townhome inventory) reads lower than the single-family figure. If you're buying or selling a single-family home here, that blended number undercounts your market — and the Monmouth County figure, which pools Red Bank in with 52 other municipalities, misses it in a different way. Think of it like a batting average: broader figures include every property type and every town in the lineup. This month the gap is striking: Red Bank homes sold at 107.35% of list while the county averaged 100.73%, and Red Bank's 1.95 months of supply is a third tighter than the county's 2.96.
Key Market Statistics — September 2026 (Single-Family Residence)
| Metric | September 2026 | August 2026 | Month-over-Month |
|---|---|---|---|
| Median Sold Price (SFR) | $682,500 | $748,950 | ↓ 8.87%* |
| Median Estimated Home Value† | $912,100 | $923,010 | ↓ 1.18% |
| Median Active List Price | $885,000 | $799,500 | ↑ 10.69% |
| Median New-Listing Price | $867,500 | ~$692,000 | ↑ 25.4% |
| Median Days on Market (Sold) | 13 days | 19 days | ↓ 31.6% (faster) |
| List-to-Sale Price Ratio | 107.35% | ~105.7% | ↑ 1.5% |
| Months of Supply | 1.95 months | ~1.82 months | ↑ 7.1% (still very tight) |
| Active SFR Listings | 41 | 40 | ↑ 2.5% |
| Closed Sales (September 2026) | 16 | 30 | ↓ 46.7% |
| New Listings (September 2026) | 30 | 28 | ↑ 7.1% |
| Pending Listings (end of month) | 42 | 33 | ↑ 27.3% |
| Median $/sqft — New Listings | $491/sqft | ~$468/sqft | ↑ 4.9% |
| Median $/sqft — Pending | $484/sqft | ~$489/sqft | ↓ 1% |
| 12-Month Value Change | +8.83% • $838,060 → $912,100 • +$74,040 | ||
| 36-Month Value Change | +23.92% • $736,050 → $912,100 • +$176,050 | ||
*Based on 16 closings; see the note below. †RPR's valuation model updates on a different cycle than its sales data; estimated value reflects October 31, 2026 vs. September 30. Figures marked ~ are August baselines back-calculated from RPR's own reported month-over-month change. RPR's September report did not publish an aggregate closed $/sqft figure; new-listing and pending $/sqft are shown instead. Source: Realtors Property Resource (RPR). Estimated values are model-generated, not formal appraisals.
Reading a 16-Sale Month: Only 16 single-family homes closed in Red Bank in September, down from 30 in August. With a sample that small, the median sold price is set by whichever eight or nine homes happen to land in the middle — so the 8.87% monthly drop and the 7.83% year-over-year dip are more about the mix of homes that sold than a fall in values. The averages have the opposite problem: one bidding war can pull a 16-sale average up noticeably. For the true value trend, lean on the estimated home value (+8.83% year-over-year) and the pipeline: new-listing, active, and pending list prices all rose in September.
Market Analysis — What the Numbers Mean
For single-family sellers:
Red Bank is doing what the rest of the county stopped doing. Monmouth County's sale-to-list ratio fell to 100.73% in September; Red Bank's rose to 107.35%. On a home listed at $700,000, that's the difference between closing around $705,000 and closing around $751,000. Homes are also moving faster — a 13-day median, down from 19 — with fewer than two months of supply on the market. The dip in the median sold price isn't a warning sign on its own: it's 16 sales, and the homes coming to market and going under contract are priced higher, not lower. The caution is that over-ask results aren't automatic even here. In the 10 most recent closings, four sold above ask and four below — including 48 Linden Pl, which took 124 days and closed 5.38% under list. Red Bank rewards correct pricing faster than most towns; it doesn't forgive overpricing any more than they do.
For single-family buyers:
Expect competition. With 41 active listings and 42 homes already under contract, there are more homes pending than for sale — and the well-priced ones are going in under two weeks. 112 Manchester Ct closed in 10 days at 5.28% over ask, and 218 Michael Dr drew 18.33% over list in 17 days. Your leverage is concentrated in listings that have already sat: the slow-moving homes in the recent sample closed below asking. Have financing fully in place, know your walk-away number before you see the house, and decide in advance how far over list you're willing to go.
The PSA perspective on the pipeline:
If closed sales are the rearview mirror, pending contracts and new listings are the windshield — and the windshield looks very different this month. September's closed median fell to $682,500, but new listings came to market at a $867,500 median (up 25.4%), active inventory sat at $885,000 (up 10.7%), and homes going under contract carried a $819,500 median list price (up 4.4%). Pending volume also rose 27.3% to 42 homes. That points to more October closings, likely at a higher price mix than September's. The one number worth watching: months of supply rose from about 1.82 to 1.95 and is up 40.3% from a year ago. It's still very tight — but it's the first metric that would signal Red Bank finally following the county toward balance.
Mansion Tax Note: For transactions at or above $1,000,001, New Jersey's Mansion Tax (now the "Graduated Percent Fee," P.L. 2025, c. 69, effective July 10, 2025) is paid by the seller at a graduated rate: 1% from $1M–$2M, 2% from $2M–$2.5M, 2.5% from $2.5M–$3M, 3% from $3M–$3.5M, and 3.5% above $3.5M — applied to the full purchase price, not just the amount above each threshold. Three of this month's sample closings crossed $1 million. The $1,340,000 sale at 260 Harding Rd owes approximately $13,400, and the $1,620,000 sale at 218 Michael Dr about $16,200 — a bidding war that added roughly $250,000 above list still kept it in the 1% tier. The cliff to watch is $2 million: one dollar over, and the fee on the entire price doubles to 2%. Factor this into your net proceeds calculation before listing, not after an offer arrives.
3-Year Price Trend — Single-Family Residence
Red Bank SFR median values at multiple time horizons — Source: RPR, 9/30/2026 (estimated value 10/31/2026)
| Metric | Current (Sep 2026) | 12 Months Ago | Change | 36 Months Ago | Change |
|---|---|---|---|---|---|
| Median Est. Home Value | $912,100 | $838,060 | +8.83% | $736,050 | +23.92% |
| Median Sold Price* | $682,500 | $740,500 | −7.83% | $552,500 | +23.53% |
| Median Sold Price (24-month)* | $682,500 | $703,350 | −2.96% | — | — |
Source: Realtors Property Resource (RPR) Market Snapshot, 9/30/2026 (estimated value updated 10/31/2026). *Single-month sold medians in Red Bank rest on 15–35 closings and swing with the mix of homes sold; the estimated-value trend is the more reliable read on appreciation. Estimated values are model-generated, not formal appraisals. Median List Price's 24- and 36-month figures are omitted — RPR's own data shows list price nearly doubling (+96.71%) over 36 months from a flat ~$449,900 baseline, consistent with a change in RPR's list-price data source in mid-2024 rather than a real market shift.
Monthly Sales Activity — Single-Family (Last 11 Months)
Active listing inventory vs. closed sales volume, Red Bank SFR. Source: RPR MLS data, 9/30/2026.
| Month | Active Listings | Closed Sales | Month | Active Listings | Closed Sales |
|---|---|---|---|---|---|
| Nov 2025 | 28 | 20 | May 2026 | 45 | 20 |
| Dec 2025 | 27 | 30 | Jun 2026 | 35 | 33 |
| Jan 2026 | 27 | 18 | Jul 2026 | 35 | 30 |
| Feb 2026 | 22 | 8 | Aug 2026 | 40 | 30 |
| Mar 2026 | 35 | 12 | Sep 2026 | 41 | 16 |
| Apr 2026 | 44 | 10 | — | — | — |
RPR's Total Sales & Active Listings chart covers 11 months this cycle (Nov 2025–Sep 2026). Active listings are end-of-month snapshots. September's 16 closings follow three straight months of 30+; inventory (41) is near its 2026 high of 45 in May. Closed sales figures may be revised as late transactions are recorded.
Sample of Closed Single-Family Transactions — October 2026
Median closed price from this sample: $760,000. Median $/sqft: $432. Median days on market: 28. Four sold above ask, four below, two without a reported ratio.
| Property | Closed Price | $/sqft | Sqft | DOM | List:Sale / Note |
|---|---|---|---|---|---|
| 230 River Rd† 3/2 • 2,226 sqft • Built 1960 |
$850,000 | $382 | 2,226 | 35 | ↓ 1.05% — slightly under ask |
| 149 Ueland Rd 5/3 • 3,035 sqft • Built 1982 |
$1,275,000 | $420 | 3,035 | 47 | ↓ 1.85% — under ask |
| 218 Michael Dr 5/4 • 2,566 sqft • Built 1978 |
$1,620,000 | $631 | 2,566 | 17 | ↑ 18.33% — biggest over-ask in sample |
| 112 Manchester Ct 2/2 • 952 sqft • Built 1979 |
$399,000 | $419 | 952 | 10 | ↑ 5.28% — fastest closing in sample |
| 100 Viburnum Ter 2/2 • 1,147 sqft • Built 1982 |
$485,000 | $423 | 1,147 | 21 | No ratio reported |
| 52 Eastport Ct 2/2 • 1,124 sqft • Built 1975 |
$670,000 | $596 | 1,124 | 39 | ↑ 2.45% — over ask |
| 20 Lexington Ct 2/2 • 1,072 sqft • Built 1979 |
$515,000 | $480 | 1,072 | 13 | ↓ 3.38% — quick sale, under ask |
| 48 Linden Pl† 3/2 • 1,392 sqft • Built 1904 |
$615,000 | $442 | 1,392 | 124 | ↓ 5.38% — longest market time in sample |
| 260 Harding Rd† 5/4 • 3,306 sqft • Built 1954 |
$1,340,000 | $405 | 3,306 | 42 | No ratio reported |
| 37 Ravine Rd 3/3 • 1,606 sqft • Built 1975 |
$925,000 | $576 | 1,606 | 12 | ↑ 2.78% — over ask in 12 days |
Source: RPR Market Activity report / MLS, pulled 11/2/2026. Closed dates 10/16/2026–10/30/2026 — the 10 most recent single-family closings at the time of the pull, which fall after the September reporting period. All carry a Red Bank 07701 mailing address; per RPR's own map, only the three marked † sit inside the Borough of Red Bank, while the rest are in the surrounding 07701 area west of the river (River Plaza / Middletown side). List:Sale ratio as reported by RPR. $/sqft based on living area reported in MLS.
Frequently Asked Questions
What is the median single-family home price in Red Bank right now?
The median sold price for a single-family home in Red Bank in September 2026 is $682,500, down 8.87% from August — but that reflects only 16 closings, so it moves with the mix of homes sold. The steadier measure, Red Bank's median estimated home value, is $912,100, up 8.83% year-over-year. Homes coming to market are priced higher still: September's new listings had a median list price of $867,500.
How long does it take to sell a single-family home in Red Bank?
Single-family homes in Red Bank sold in a median of 13 days in September 2026, down from 19 days in August and the fastest pace since April — and well ahead of the county's 23-day median. 112 Manchester Ct closed in 10 days at 5.28% over ask, and 37 Ravine Rd closed in 12 days above list. Overpriced homes still sit: 48 Linden Pl took 124 days and closed 5.38% under its list price.
Are single-family homes in Red Bank selling over asking price?
Yes. The average list-to-sale ratio in September 2026 was 107.35%, up from about 105.7% in August and far above Monmouth County's 100.73%. That's an average, though, and a few bidding wars can lift it — 218 Michael Dr sold 18.33% over list. In the 10 most recent closings, four sold above ask and four below, so a well-priced home tends to draw a premium while an overpriced one does not.
Is it a seller's or buyer's market for single-family homes in Red Bank?
It's a strong seller's market. Red Bank has 1.95 months of supply — well under the 3-month balanced-market threshold and tighter than the county's 2.96 — with 41 homes for sale and 42 already under contract. Months of supply has risen 40.3% over the past year, so the market is gradually loosening, but it remains firmly in sellers' favor.
How much have single-family home values increased in Red Bank?
Red Bank's median estimated single-family home value has risen 8.83% over the past 12 months and 23.92% over three years, from $736,050 to $912,100 — a gain of about $176,050. The median sold price rose 23.53% over the same three years, from $552,500 to $682,500. Because single-month sold medians in Red Bank rest on a small number of closings, the estimated-value trend is the more reliable read on appreciation.
What is a good price per square foot for a single-family home in Red Bank?
In September 2026, new Red Bank single-family listings came to market at a median of $491 per square foot, active listings sat at $482, and homes going under contract carried a median list price of $484 per square foot. The 10 most recent closings had a median of $432 per square foot, ranging from $382 to $631. Price per square foot is a useful sanity check, never a substitute for a full comparative market analysis.
What is the housing market like in Red Bank in fall 2026?
Red Bank is staying hot while the rest of Monmouth County cools. In September, homes sold at 107.35% of list in a median of 13 days with just 1.95 months of supply, versus 100.73%, 23 days, and 2.96 months countywide. Closings dipped to 16, but pending contracts rose 27.3% to 42, pointing to a busier October. Well-priced listings are still drawing competitive offers within the first two weeks.
Know What Your Red Bank Home Is Worth
Red Bank buyers paid an average of 7% over list in September while the county's premium nearly disappeared. In a market this tight, the right list price can be worth tens of thousands of dollars. Ryan Skove has closed over 750 transactions and $500M in Monmouth County real estate, based right here in Red Bank — and knows exactly where your home lands in this data.
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